My wife and I buying a 4 bedroom semi-detached house in Moor Row. Our aim is to an extension at the rear at the house.Will the conveyancing process involve investigations to determine if these works were previously refused?

Your solicitor will review the deeds as conveyancing in Moor Row will on occasion identify restrictions in the title documents which restrict categories of alterations or necessitated the consent of another owner. Some works require local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.

Is it correct that all Moor Row CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved solicitors?

A selection of banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

We have agreed to purchase a house in Moor Row. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?

Given that you are obtaining a mortgage with Bank of Ireland your lawyer must follow the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook contains minimum conditions for solar panel roof-space leases, and solicitors are required to report to Bank of Ireland where a lease fails to meet these provisions. The specifications relate to the installation of panels on properties countrywide and is not limited to Moor Row.

The deeds to my property are lost. The solicitors who did the conveyancing in Moor Row 4 years ago no longer exist. What do I do?

As long as the title is registered the information relating to your proprietorship will be evidenced by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, locate your house and obtain current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.

Just had an offer accepted on a new build apartment in Moor Row. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Moor Row

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Moor Row I like with open areas and station in the vicinity, the downside is that it only has 61 years unexpired on the lease. There is not much else in Moor Row for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

I am selling my property. My previous conveyancers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Moor Row if that makes a difference.

Do use our search tool to help you find a solicitor for your conveyancing in Moor Row. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.